S outh C entra l Out l in e P l an
Leduc Business Park
North Leduc Industrial Area Structure Plan
C i t y o f Leduc
Prepared for
Farm Air Properties Inc.
January, 2007
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Table of Contents Page Number 1.0 Purpose of Plan and Definition of Plan Area ..................................... 3 2.0 Land Ownership ................................................................................... 4 3.0 Context of Plan Area ............................................................................ 5 4.0 General Subdivision Concept .............................................................. 7 5.0 Land Use Concept................................................................................. 8 6.0 Roadways ..............................................................................................11 7.0 Subdivision Sequence...........................................................................13 8.0 Major Utility Services ...........................................................................14 8.1 Conceptual Utility Servicing Systems..................................14 8.1.1 Water Distribution .........................................................14 8.1.2 Sanitary Sewer................................................................15 8.1.3 Storm Water Management..............................................16 8.2 Servicing Standards...............................................................17 9.0 Land Use Summary .................................................................................19
List of Figures Following
Page Number Figure 1 Location of Plan Area ............................................................ 3 Figure 2 Context Map........................................................................... 6 Figure 3 General Subdivision Concept ............................................... 7 Figure 4 Land Use Concept.................................................................. 8 Figure 5 Approximate Subdivision Staging .......................................13 Figure 6 Conceptual Water Distribution System ...............................14 Figure 7 Conceptual Sanitary Sewer Network...................................15 Figure 8 Conceptual Storm Water Management System ..................17
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1.0 Purpose of Plan and Definition of Plan Area
This Outline Plan is intended to illustrate conceptually the manner in
which the North Leduc Industrial Area Structure Plan (ASP) will be
applied to guide future subdivision and development within the
following lands:
a) Lots 34 and 35, Plan 062 4095;
b) The Northwest (NW) Quarter of Section 1-50-25-W4,
including Lots 36 (PUL), 37 and 38, Plan 062 4095; and
c) The northernmost 5.78 hectares of the Southwest (SW)
Quarter of Section 1-50-25W4.
The land area encompassing these lands is outlined on Figure 1 –
Location of Plan Area and is, for the purposes of this Outline Plan,
referred to as the plan area. It includes a total area of 71.52 hectares
(176.72 acres).
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2.0 Land Ownership
All of the lands contained within the plan area are owned by Farm Air
Properties Inc., with the exception of two small portions of land in the
northwest corner of the plan area: These portions of land are illustrated
on Figure 1 on the east side of 43 Street, north of the south edge of the
road identified as existing stub road. One portion of land consists of the
dedicated stub road and 42 Street right-of-way, which will remain as
public roadway and be incorporated into the future development pattern.
A second portion of land which, like the dedicated roadways, is controlled
by the City of Leduc, is Lot 36 (PUL). This is a public utility lot that was
dedicated through a previous subdivision process, to create a right-of-way
for the possible extension of rail service into the plan area from an existing
rail line to the west. The possibility of extending rail service into this area
is now considered to be unfeasible, and Lot 36 (PUL) will therefore be
proposed by Farm Air Properties Inc., the owner of Lot 37 to the south, for
closure and reconsolidation into the adjacent Lot 37.
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3.0 Context of Plan Area
The plan area is situated within the central portion of a larger planning
area that is defined by the North Leduc Industrial Area Structure Plan
(ASP), which was approved by the City of Leduc in 2001. This ASP
establishes a general planning framework that is intended to guide future
land use and development in the northern industrial land use sector of the
City of Leduc. It included a two-square mile area of land that was
undeveloped in 2001, and designates this undeveloped area
predominantly for future industrial use. The ASP also requires the
preparation and approval of Outline Plans to guide development prior to
subdivision and rezoning taking place.
Since 2001, significant planning and development activity has taken place
within the ASP planning area. This includes:
a) The Northwest Quarter of Section 12-50-25-W4, which has now
been nearly fully subdivided and developed as Phases 1 and 2 of
Leduc Business Park by Farm Air Properties Inc., under an Outline
Plan approved by the City in 2001; and
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b) The Southwest Quarter of Section 12-50-25-W4, which has now
been entirely approved for subdivision and substantially
developed as Phase 3 of Leduc Business Park by Farm Air
Properties Inc., under an other Outline Plan approved by the City
in 2005.
In addition, landowners within the Northeast Quarter of Section 12-50-25-
W4 have proposed an outline plan entitled “Saurabh Park Outline Plan”,
which was submitted to the City of Leduc in 2005, and approved in early
2006.
The locations of the plan areas encompassed by these approved outline
plans are identified on Figure 2 – Context Map.
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4.0 General Subdivision Concept
The General Subdivision Concept is illustrated on Figure 3 – General
Subdivision Concept. It depicts a modified grid layout which is intended
to form the basic structure for the development of the plan area. That basic
structure will be delineated more precisely, on a stage-by-stage basis,
through individual stages of subdivision that will be proposed to the City
of Leduc for approval.
The basic structure depicted on Figure 3 is intended to be conceptual and
flexible, and will be modified to provide for:
a) Variations in parcel sizes;
b) Variations in roadway access;
c) Adjustment to topography and provision of stormwater
management;
d) Adaptation of servicing requirements to meet the needs of
particular land uses; and
e) Accommodation of potential large parcel uses as may be
identified in the future marketing program.
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5.0 Land Use Concept
The pattern of land use proposed within the plan area is outlined on
Figure 4 – Land Use Concept. The land uses identified on Figure 4 and
envisioned for the areas which are specified include the following:
a) Medium Industrial Use:
Areas identified as Medium Industrial on Figure 4 will be
designated as M-2 under the Land Use Bylaw, and will be
proposed for this zoning category in conjunction with future
proposals for subdivision. The predominantly industrial
land use character of the plan area represents a continuation
of the land use pattern established through earlier phases of
development to the north since 2001, in accordance with the
general concept defined by the North Leduc Industrial ASP.
b) Industrial Support Services Area:
The area designated as Industrial Support Services Area in
Figure 4 - Land Use Concept is limited to a small area near
the northwest corner of the plan area, east of 43 Street, to the
north and south of 75th Avenue (Allard Avenue).
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The area designated as Industrial Support Service Area is
intended to provide a location for the development of
specific commercial services that will directly serve,
complement, and support the requirements of the employees
working in the surrounding industrial development area as
well as their employers. The location identified is situated
centrally with respect to the existing and future industrial
development area. The location identified will provide a
convenient focal point from which to serve the commercial
needs of the local industry and their employees without
compromising the industrial focus of the lands surrounding
the subject site.
In order to ensure that the uses permitted within the area
identified as Industrial Support Service Area are limited to
those commercial uses that directly support, complement,
and serve the surrounding industrial uses, the area will be
designated DC - Direct Control District under the City’s
Land Use Bylaw in which the permitted uses will be set out
specifically to reflect the intent of the Industrial Support
Service Area designation applied by this Outline Plan.
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c) Storm Water Pond:
The area identified as Storm Water Pond on Figure 4 will be
utilized as a storm water management facility (SWMF) that
is required to service the plan area. The stormwater pond is
depicted schematically on Figure 4, and is intended to be
landscaped to create an attractive open space element within
the pattern of industrial land uses.
All Land Use Bylaw designations are intended to be established at the
time when specific land areas within the plan area are proposed for
subdivision.
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6.0 Roadways
43 Street is identified as an arterial road by the North Leduc Industrial
ASP. The General Subdivision Concept (Figure 3) provides a small area of
land for the widening of 43 Street near the northwest corner of the plan
area, where 43 Street intersects with the existing stub roadway (proposed
to be named Allard Avenue).
The General Subdivision Concept also provides for a system of roadways
throughout the balance of the plan area consisting of:
i) The eastward extension of Allard Avenue from 43 Street to serve as an east-west collector roadway through the plan area and the undeveloped area to the east;
ii) The southward extension of 42 Street, to connect the plan
area to existing development to the north in the SW Quarter of Section 12; and
iii) Local roads providing access to interior industrial land use
areas, and including connections to future development areas to the south.
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The collector and local roadways shall be constructed by the developer for
each stage of subdivision.
The existing road allowance that borders the plan area along its west edge
is presently developed as a rural standard road, and contains several
existing utility lines above and below grade. The City of Leduc has
indicated its’ intention to propose closure of this road allowance and
retain the closed road area as a utility right-of-way and potential walkway
route.
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7.0 Subdivision Sequence
The sequence in which the plan area will likely be proposed for
subdivision is indicated on Figure 5 – Approximate Subdivision Staging.
The area which is already subdivided is shown on Figure 5 as existing
subdivision. The area identified as Stage 1 (approximate) will be the first
stage of subdivision, and is intended to include the stormwater
management pond that will serve both Stages 1 and 2. The area identified
as Stage 2 (approximate) encompasses the area that will extend the
modified grid pattern created by Stage 1 southward.
The stages depicted on Figure 5 are intended to be approximate, and may
vary depending upon specific lot configurations, and market conditions,
that may influence the shape and size of areas that may actually be
proposed for subdivision.
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8.0 Major Utility Services
8.1 Conceptual Utility Servicing Systems
The plan area will be provided with major utility services through
extensions of established facilities that exist in developed areas to
the west and north, and in accordance with the servicing concepts
defined by the North Leduc Industrial Area Structure Plan.
Provision of each of the major utility services, including water
distribution, sanitary sewer, and storm water management, is
described generally as follows:
8.1.1 Water Distribution
The existing water distribution network established to serve
recent development in the west half of Section 12, north of
the plan area, will be extended southward to supply water
service to future stages of subdivision in the plan area. The
conceptual system for the extension of the water distribution
system within the plan area is illustrated on Figure 6 –
Conceptual Water Distribution System.
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The water distribution network illustrated on Figure 6 will
also require the construction of a water main loop outside
the plan area to the east. The purpose of this external water
main loop will be to provide a connection from the existing
water main, at the east end of 75 A Avenue, to the proposed
water main that will be installed within the new Allard
Avenue. The route of the external water main loop is shown
schematically on Figure 6, and it will be more precisely
defined by the municipal engineering information that will
be supplied when a subdivision for the first stage of
development is proposed.
8.1.2 Sanitary Sewer
The existing sanitary sewer system established to serve
recent development in the west half of Section 12, north of
the plan area, will also be extended southward to provide
sanitary sewer services to future stages of subdivision in the
plan area. The conceptual system for the extension of the
sanitary sewer network to the plan area is illustrated on
Figure 7 – Conceptual Sanitary Sewer Network.
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8.1.3 Storm Water Management
Storm water management will be provided within the plan
area to achieve an efficient system of surface drainage
incorporating existing topographic features and planned
open space within the plan area.
Most of the plan area will be graded to drain toward the
southwest edge of the plan area, to the area depicted on the
Land Use Concept (Figure 4) as storm water management
pond (SWMF). Within this area a storm water retention
pond will be created to serve as a primary gathering point
for storm water runoff generated from the catchment area it
will drain. The stormwater management pond will be
designed to be an integral and attractive element within the
industrial area. The detailed design and actual configuration
of the pond within the area depicted on Figure 4 will be
undertaken as part of the process of completing the
municipal servicing agreement for the first stage of
subdivision within the plan area.
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A part of the northeast portion of the plan area cannot be
graded to drain to the southwest, and will therefore be
graded to create a separate drainage catchment area that will
drain eastward, through a future development area in the
NE Quarter of Section 1. The drainage basin (catchment
area) boundary is identified on Figure 8. Storm drainage
from this catchment will be managed on a temporary basis,
until permanent facilities are constructed, in accordance with
municipal engineering plans that will be submitted as part of
the first stage of proposed subdivision and development.
Permanent facilities to manage drainage from this area will
be created within a future plan area to the east.
The conceptual system envisioned for the provision of storm
water management within the plan area is illustrated on
Figure 8 – Conceptual Storm Water Management System.
8.2 Servicing Standards
The general standard to which municipal services and
infrastructure will be developed within the plan area will be
designed to meet the identified requirements of the specific types of
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industrial and commercial users which are anticipated. It is
intended that a reasonable degree of flexibility will be provided by
the City to allow for variations in the level, or the extent, of utility
services that are required for different parcels, depending upon the
actual needs of industrial users. For example, if some larger parcels
do not require sanitary sewer service to all portions of the parcel,
sanitary sewer service would only be supplied to those portions of
the parcel which require that service.
The actual services and infrastructure which are required will be
defined at the subdivision stage of the development process, and
will generally be similar to the standards established for previous
subdivisions for medium industrial use in the west half of Section
12-50-25-W4, to the north.
Detailed descriptions of the municipal services required for
planned stages of subdivision within the plan area are contained in
a design brief submitted to the City of Leduc that is intended to
provide technical information for use in the subdivision review and
approval process.
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9.0 Land Use Summary
The plan area encompasses a total land area of 71.52 hectares. No public
park or school sites are required or proposed within the plan area, so the
City of Leduc will take its’ municipal reserve dedication in the form of
cash in place of reserves as each stage of subdivision is proposed.
The land use pattern illustrated on Figure 4 will result in the allocation of
land to various uses as follows:
Plan Area (Gross Developable) 71.52 hectares Medium Industrial 53.95 hectares Industrial Support Services Area 4.86 hectares Public Utility Lots 3.20 hectares Local and Collector Roads 9.51 hectares